2002-06-05 Special ARRA PacketAGENDA
Special Meeting of the Governing Body of the
Alameda Reuse and Redevelopment Authority
* * * * * * **
Alameda City Hall
Council Chamber, Room 390
2263 Santa Clara Avenue
Alameda, CA 94501
1. ROLL CALL
Wednesday, June 5, 2002
Meeting will begin at 5:25 p.m.
City Hall will open at 5:15 p.m.
2. ADJOURNMENT TO CLOSED SESSION OF THE ARRA TO CONSIDER
CONFERENCE WITH REAL PROPERTY NEGOTIATOR:
2 -A. Property:
Negotiating parties:
Under negotiation:
2 -B. Property:
Negotiating parties:
Under negotiation:
Alameda Naval Air Station
ARRA, Navy and Alameda Point Community Partners
Price and Terms
Alameda Naval Air Station
ARRA and Navy
Price and Terms
3. ANNOUNCEMENT of ACTION TAKEN in CLOSED SESSION, if any.
4. Public Comment on Non - Agenda Items Only.
Anyone wishing to address the Board on agenda items only, may speak for a
maximum of 3 minutes per item.
5. ADJOURNMENT
Notes:
• Sign language interpreters will be available on request. Please contact Lucretia Akil, ARRA Secretary,
at 749 -5800 at least 72 hours before the meeting to request an interpreter.
• Accessible seating for persons with disabilities (including those using wheelchairs) is available.
• Minutes of the meeting are available in enlarged print.
AGENDA
Special Joint Meeting of the Governing Body of the
Alameda Reuse and Redevelopment Authority and City Council
* * * * * * **
Alameda City Hall
Council Chamber, Room 390
2263 Santa Clara Avenue
Alameda, CA 94501
1. ROLL CALL
Wednesday, June 5, 2002
Meeting will begin at 6:00 p.m.
City Hall will open at 5:15 p.m.
2. ADJOURNMENT TO CLOSED SESSION OF THE ARRA AND CITY COUNCIL
FOR CONFERENCE WITH LEGAL COUNSEL -- EXISTING LITIGATION
(GOVERNMENT CODE SECTION 54956.9):
Parties: Manex Entertainment, Inc. and ARRA, City of Alameda, et al
Case numbers: 2002 - 045046; 2002 - 038073; and 2001- 023739
3. ANNOUNCEMENT of ACTION TAKEN in CLOSED SESSION, if any.
4. Public Comment on Non - Agenda Items Only.
Anyone wishing to address the Board on agenda items only, may speak for a
maximum of 3 minutes per item.
5. ADJOURNMENT
Notes:
• Sign language interpreters will be available on request. Please contact Lucretia Akil, ARRA Secretary,
at 749 -5800 at least 72 hours before the meeting to request an interpreter.
• Accessible seating for persons with disabilities (including those using wheelchairs) is available.
• Minutes of the meeting are available in enlarged print.
AGENDA
Regular Meeting of the Governing Body of the
Alameda Reuse and Redevelopment Authority
* * * * * * **
Alameda City Hall
Council Chamber, Room 390
2263 Santa Clara Avenue
Alameda, CA 94501
Wednesday, June 5, 2002
Meeting will begin at 5:30 p.m.
City Hall will open at 5:15 p.m.
1. ROLL CALL
2. CONSENT CALENDAR
2 -A. Approval of the minutes of the special meeting of May 6, 2002.
2 -B. Approval of the minutes of the regular meeting of May 6, 2002.
2 -C. Report from the Executive Director recommending the approval of the ARRA budget for
fiscal year 2002 -2003.
3. ACTION ITEMS
3 -A Report and recommendation from the Executive Director to approve a new contract and
contract amendment for Northgate Environmental for environmental consulting services.
4. ORAL REPORTS
4 -A. Oral report from APAC
5. ORAL COMMUNICATIONS, NON - AGENDA (PUBLIC COMMENT)
(Any person may address the governing body in regard to any matter over which the
governing body has jurisdiction that is not on the agenda.)
6. COMMUNICATIONS FROM THE GOVERNING BODY
7. ADJOURNMENT
This meeting will be cablecast live on channel 15. The next regular ARRA meeting is
scheduled for Wednesday, July 3, 2002.
Notes:
• Sign language interpreters will be available on request. Please contact the ARRA Secretary, Lucretia Akil at 749-
5800 at least 72 hours before the meeting to request an interpreter.
• Accessible seating for persons with disabilities (including those using wheelchairs) is available.
• Minutes of the meeting are available in enlarged print.
• Audio tapes of the meeting are available for review at the ARRA offices upon request.
APPROVED
MINUTES OF THE SPECIAL MEETING OF THE
ALAMEDA REUSE AND REDEVELOPMENT AUTHORITY AND
CITY COUNCIL
Wednesday, May 1, 2002
The meeting convened at 5:25 p.m. with Chair Appezzato presiding.
1. ROLL CALL
Present: Ralph Appezzato, Mayor, City of Alameda, Chair
Barbara Kerr, Boardmember, City of Alameda
Tony Daysog, Boardmember, City of Alameda
Beverly Johnson, Boardmember, City of Alameda
Absent: Albert DeWitt, Boardmember, City of Alameda
2. ACTION ITEMS
2 -A. Recommendation to Execute Agreement for Assignment and Novation of property
management services between the ARRA, the City of Alameda and Gallagher & Lindsey
for certain residential properties at Alameda Point.
The public hearing was opened.
There were no public comments.
The public hearing was closed for Authority discussion.
Member Kerr asked what does Novation mean?
City Attorney Carol Korade responded that it is cancellation of an old contract and making a new
one, by removing the City out of the old one, so the City does not have any liability for future
actions.
Member Johnson moved approval of the recommendation. The motion was seconded by
Member Kerr and passed by the following voice vote: Ayes -4; Noes -0; Abstentions -0.
1
2 -B. Recommendation to terminate Agreement between the City of Alameda and the ARRA
for the possession, control and maintenance of certain residential properties at Alameda
Point.
The public hearing was opened.
There were no public comments.
The public hearing was closed for Authority discussion.
Member Kerr moved approval of the recommendation. The motion was seconded by
Member Johnson and passed by the following voice vote: Ayes -4; Noes -0; Abstentions-O.
3. Public Comment on Non- Agenda Items Only.
Anyone wishing to address the Board on agenda items only, may speak for a
maximum of 3 minutes per item.
There were no public comments.
4. ADJOURNMENT
Chair Appezzato adjourned the meeting at 5:30 p.m.
ectfully,
L cretia Akil
ARRA Secretary
2
APPROVED
MINUTES OF THE REGULAR MEETING OF THE
ALAMEDA REUSE AND REDEVELOPMENT AUTHORITY
Wednesday, May 1, 2002
The meeting convened at 5:30 p.m. with Chair Appezzato presiding.
1. ROLL CALL
Present: Ralph Appezzato, Mayor, City of Alameda, Chair
Barbara Kerr, Boardmember, City of Alameda
Tony Daysog, Boardmember, City of Alameda
Beverly Johnson, Boardmember, City of Alameda
Absent: Albert DeWitt, Boardmember, City of Alameda
2. CONSENT CALENDAR
2 -A. Approval of the minutes of the special meeting of December 10, 2001.
2 -B. Approval of the minutes of the regular meeting of February 6, 2002.
2 -C. Approval of the minutes of the regular meeting of the March 6, 2002.
2 -D. Withdrawn.
Member Kerr moved approval of the recommendation. The motion was seconded by
Member Johnson and passed by the following voice vote: Ayes -4; Noes -0; Abstentions -1
(Member Johnson).
Discussion.
Member Kerr stated that at the December 10, 2001 meeting, the Board discussed the Legally
Binding Agreements that applied to the non - residential uses and in the minutes it states that they
were not yet written. It was explained at that meeting the use paragraphs would be available for
review after they were written. Member Kerr stated that she would like a copy of them if they
have been written for the non - residential ones, which are quite broad.
1
3. PRESENTATION
3 -A. Presentation of Certificate of Appreciation to various City employees acknowledging
their contributions to the management and maintenance of Alameda Point.
Chair Appezzato formerly presented certificates of appreciation to Bob Baldwin, Ken Bowman,
Gary Colbert, Regan Cruse, Mike Hampen, Ed Levine and Todd Williams for their contributions
to the management and maintenance of Alameda Point.
Ken Bowman stated that it was a real pleasure working for the City over the past six years which
has meant a lot to him.
Mike Hampen thanked the Board for the opportunity to have worked at Alameda Point, as it was
a perfect transition job from the Navy into the public sector.
Ed Levine thanked the members of the ARRA Board for receiving his commendation. Mr.
Levine stated that he has worked on the leasing program at Alameda Point over the past six
years. Upon entering, the Navy was still operational on the Base and there were no existing lease
agreements with the Navy at that time. Over the past six years, they have signed over 150 lease
agreements, in excess of $30 million of lease revenue for the ARRA. It has been a real joy in
working with the diversity of tenants which they successfully attracted to the former NAS. Mr.
Levine also expressed his appreciation to all of City of Alameda staff, including City Manager
Jim Flint, Public Works, Planning, City Attorney's office, Police and Fire.
Bob Baldwin stated that he has worked at Alameda Point over the past two years, which was very
different from any other job he was expected to do. It was challenging and different and led to
different maintenance jobs he had not performed before. The transition has been a rewarding
experience.
4. ACTION ITEMS
4 -A. Recommendation from the Executive Director to approve the Property Management
Agreement with Alameda Point Community Partners to carry out leasing and property
management activities at Alameda Point.
The public hearing was opened for Authority discussion.
Member Kerr stated that were duplicate addresses listed on Exhibit A -1, Part-1, Excluded
Properties of the Property Management Agreement (specifically on the top of Page 2 under
Pensacola and Unity Village addresses). These duplications should be corrected. Also, on the
map on the Excluded Properties regarding the Homeless Collaborative, Building 550 may be part
2
of the Collaborative and all the CPO houses, but they have not been filled in on this particular
map. There is also one on Barbers Point Road which is not included on the map. Member Kerr
stated that the maps should be double checked and corrected prior to signing of the actual
agreement and it would also be helpful if all the maps from this point forward had the current
street names on them.
Member Kerr further stated that on Exhibit B of the Property Management Agreement the
monthly money that will be turned over to ARRA is $208,000 and according to the Alameda
Point Management Plan, there is a comparative income statement dated February 27, 2002 which
states year to dates through July 2003. Member Kerr asked if the ARRA is on the same fiscal
year that the City is on?
Development Services Director Doug Yount responded yes, the ARRA is on the same fiscal
calendar as the rest of the City.
Member Kerr stated she would like a comparison of real month (year to date summary) before
APCP takes over and the budgeted amounts, in the near future.
Member Daysog asked with regards to unforeseeable weather conditions, in what way has the
ARRA and APCP structured any type of reserves, which have been set aside for those type of
events and cost of landscaping, which goes beyond what was originally considered in Exhibit E?
Jay Heckenlively, APCP General Manager responded that currently they are working with a
budget that has been approved by City staff and the constraints within that budget. The services
noted in the Property Management Agreement budget section are in accordance with the budget
that has been approved in the amount of $492, 800.
Member Daysog responded that if there is some El Nino and more staff are needed to maintain
the landscaping or certain buildings have gotten dry rot, is the sole budget is $492,800?
Mr. Heckenlively stated that is correct and that if new expenses arise that they were not expecting
in the past, APCP would have to come to the ARRA and figure out jointly how to address issues
like this, on a case by case bases.
City Manager Jim Flint responded that there is a small budget reflected in the current contract
budget agreement. We are hoping that APCP takes over this very small budget and builds on it
for the future to generate additional revenue and allow the ARRA to increase that budget and
have the resources to address unexpected conditions like El Nino.
Member Daysog responded that he appreciates staff being fiscally conservative, but would like to
see a reserve for unexpected weather conditions.
3
Attorney Korade stated that the Manager's responsibilities starts on page two, in paragraph two
through page seven under the Property Management Agreement.
Member Johnson asked if there is a map in the agreement of City occupied buildings (since there
is one for Excluded buildings)?
Director Yount stated that no there is not one currently included in the agreement, however staff
can provide one separately.
Member Johnson asked if there is an area designated for East Bay Regional Parks, which is
included on the list of Excluded Properties in the agreement?
Director Yount responded that the area commonly referred to as Term 1, was anticipated as
future park space and believes that it is excluded, however it is not shown on the Excluded
Properties list.
Member Johnson asked if the Piedmont Soccer field is a lease with the City of Piedmont?
City Manager Jim Flint responded yes, it is lease with the Piedmont Soccer Club.
Member Johnson requested that there should be an Excluded Properties map for the City of
Alameda, similar to the Collaborative, so there is a visual of what is being referred to in the
Property Management Agreement.
Member Daysog moved approval of the recommendation. The motion was seconded by
Member Kerr and passed by the following voice vote: Ayes -4; Noes -0; Abstentions-O.
Discussion.
Member Johnson stated this is an important step the ARRA is taking on. Staff has done an
excellent job and their efforts should be recognized.
Member Daysog stated that the Base Conversion process has been successful to date and is proud
of this effort.
Chair Appezzato congratulated City staff on their efforts to date.
The public hearing was opened.
Richard Neveln, 1328 Park Street stated that public transit is the main source that will make
development at Alameda Point a blessing. Enhancements in public transit must be brought upon
by the developer including free shuttles to Bart, commuter check programs, support for creative
leasing and fee packaging that make public transit happen before there is congestion.
4
5. ORAL REPORTS
5 -A. Oral report from APAC.
APAC Chairman Lee Perez stated that City staff continues to keep them up to date on the
progress of the development on the base, including the Catellus project.
5 -B. Oral report from the Executive Director (non- discussion items).
None.
6. ORAL COMMUNICATIONS, NON - AGENDA (PUBLIC COMMENT)
(Any person may address the governing body in regard to any matter over which the
governing body has jurisdiction that is not on the agenda.)
There were no public comments.
7. COMMUNICATIONS FROM THE GOVERNING BODY
Member Daysog requested that staff prepare an off - agenda report with regards to the status of the
environmental clean-up and how the City is progressing to date.
8. ADJOURNMENT TO CLOSED SESSION OF THE ARRA TO CONSIDER
CONFERENCE WITH REAL PROPERTY NEGOTIATOR:
8 -A. Property:
Negotiating parties:
Under negotiation:
8 -B. Property:
Negotiating parties:
Under negotiation:
Alameda Naval Air Station
ARRA, Navy and Alameda Point Community Partners
Price and Terms
Alameda Naval Air Station
ARRA, Navy and Alameda Unified School District
Price and Terms
9. ANNOUNCEMENT of ACTION TAKEN in CLOSED SESSION, if any.
The Mayor announced no action was taken.
10. ADJOURNMENT
Chair Appezzato adjourned the meeting at 6:00 p.m.
ly,
cretia Aki
ARRA Secretary
5
Alameda Reuse and Redevelopment Authority
Interoffice Memorandum
May 29, 2002
TO: Honorable Members of the
Alameda Reuse and Redevelopment Authority
FROM: Jim Flint, Executive Director
SUBJ:
Background
Report from the Executive Director Recommending the Approval of the ARRA
Budget For Fiscal Year 2002 -2003
There has been a city -wide focus on the ARRA lease revenues this fiscal year. The ARRA is eager
to transition base operations, maintenance, and eventually ownership to Alameda Point Community
Partners (APCP) to commence redevelopment of Alameda Point. However, because of the
complexity of the transaction, the ARRA has had to advance this project in logical steps. The first
step has been to enter into a property management agreement, which occurred May 1st, and transfers
operations and maintenance of leased premises and grounds to APCP.
When the ARRA executed the no -cost Economic Development Conveyance with the Navy in June
2000, the use of lease revenues had certain restrictions. Compliance with these restrictions has
required transferring some Alameda Point operating costs to unrestricted funds, such as FISC lease
revenue in order to fund essential city services to Alameda Point.
Discussion
The ARRA Fund consists of several funding sources including grants from Office of Economic
Adjustment (OEA), Economic Development Administration (EDA) and the Environmental
Protection Agency (EPA). Grant funds are drawn down in accordance with approved scopes of work
and budgets. Revenue generated from the equipment auction will be included in the next fiscal year
budget. An early projection of revenue from the auction is approximately $500,000.
In the early days of closing the base, the ARRA incurred a debt to the General Fund. The City loan
was given to the ARRA to assist in the development of the Community Reuse Plan and to support
the community -wide organizing effort. The loan was used to match OEA grant funds, which were
supplied to help advance the planning process. The debt incurred is approximately $2.5 million.
This is the first year in which the ARRA fund will begin repayment of the loan. In addition to the
grant funds, the ARRA fund has revenues generated from leases at Alameda Point. As mentioned
previously, another new use for funds will be to pay APCP to serve as leasing and property
management agents for Alameda Point.
Fiscal Impact
Total anticipated revenues (grants, bond proceed, leases, prior -year fund balance), plus credit for
cost recovery of AP transition, is estimated at $27,432,845. The proposed budget continues
service levels by the ARRA, with the exception of services that have been reduced or turned over
to APCP. The total expenditure of funds is approximately $25,550,131 leaving an
unappropriated fund balance of $1,882,714.
Honorable Members of the
Alameda Reuse and Redevelopment Authority
May 29, 2002
Page 2
The following is the proposed budget for FY 2002 -2003:
Alameda Point Administration $3,541,860
This amount pays for a portion of the salaries and benefits for City staff working on transitioning AP
to APCP, and all the costs associated with cost recovery. Development services has transitioned all
of its staff costs to redevelopment funds. Also included are expenses, such as legal advice and
consultant services.
Alameda Point Operating and Maintenance Functions $4,330,355
This includes funding the management fee for services that APCP will provide along with insurance
and various citywide fees.
Building Maintenance $189, 089
These funds include personnel costs associated with maintenance to all City - leased, occupied and
vacant buildings at Alameda Point.
Roads and Grounds $226, 805
This includes personnel costs for grounds keeping services, street light, and sidewalk repair.
Electric Power $312, 000
This includes costs for Alameda Power and Telecommunications (AP &T) service to all City- leased
buildings, street lights and transformers that must be maintained in vacant buildings. These costs
have been drastically reduced since AP &T became the owners of this utility.
Water $388,186
This includes personnel and contractual services for water service to Alameda Point and repairs
performed by EBMUD associated with the maintenance agreement.
Sanitary Sewers $417,690
This includes personnel and contractual services, outside structural and grounds repairs, manhole
replacements and continues the level of service provided to maintain the sanitary sewer system.
Alameda Point Capital Improvement Projects $2,784,679
This includes the projects outlined in Attachment 3. The projects are related largely to the water
system health and safety upgrades and improvements to the sanitary sewers and electrical system.
EDA Capital Improvement Projects $10,877,000
This includes personnel and contractual services and expenditures related to building upgrades
included in the EDA grant awards. Tenants are required to provide matching funds for buildings in
which they have a lease interest.
EPA Redevelopment Initiative Program: $40,000
This grant is used for staff and consultant services in association with finding alternative solutions
in relocating/recycling the hazard materials at Seaplane Lagoon. These funds have also been spent
on community forums for public participation and comment on these alternates.
Honorable Members of the
Alameda Reuse and Redevelopment Authority
Recommendation
May 29, 2002
Page 3
It is recommended that the Alameda Reuse and Redevelopment Authority approve the FY 2002 -2003
Alameda Point budget.
JF /DY/NB :la
Respectfully submitted,
Jim Flint
Executive Direct
By: Doug Yount
Development Services
Attachments: Alameda Point Budget Spreadsheet
Alameda Point Capital Improvement Program
irector
Attachment 1
Year One
Operating Revenue
Lease Revenue -AP $8,430,704
Equipment Auction $500,000
Projected Fund Balance AP $2,738,443
Cost Recovery-APCP $1,812,019
OEA Grant $50,000
EPA Grant $40,000
Total Operating Revenue $13,571,166
Capital Revenue
Bond Proceeds
EDA Grant
Total Capital Revenue
TOTAL REVENUE
$2,784,679
$10,877,000
$13,661,679
$27,232,845
Capital Expenditures
Bond - Funded Capital Projects $2,784,679
EDA Activities $10,877,000
Total Capital Expenditures $13,661,679
Operating Expenditures
Bond Debt Service $1,293,600
Repayment of GF Loan $695,000
Urban Runoff Fee- AP /FISC $619,868
Citywide Development Fee $320,000
O &M and Repair of Water System $104,000
Water Usage Fee $520,000
AP Water $280,980
Electrical Power $312,000
Gas Usage $52,000
Sanitary Sewer $243,029
Building Maintenance $109,212
Roads and Grounds $120,177
APCP Prop Mgmt $2,714,355
Indirect Costs $745,741
PW staff $364,372
City Manager's staff $92,877
Info Technology $69,759
Recreation and Parks $26,000
Planning $88,663
Human Resources $20,800
Consultant Services $150,000
Outside Legal Council $484,000
Insurance $360,000
Cost Recovery -APCP $1,812,019
OEA Activities $50,000
EPA Activities $40,000
Total Operating Expenditures $11,688,452
TOTAL EXPENDITURES $25,350,131
Projected Fund Balance $1,882,714
1 All grant balances are projected estimates
Attachment 2
Capital Improvement Programs
Funded by ARRA
For 2002-2003
AP - Building #1 Roof $ 260,000
AP — EDA Water/Building $ 500,000
AP — Elevator $ 200,000
AP - Estuary Sewer $ 115,000
AP — Golf Course $ 785,280
AP — Pier 1 Electrical Upgrades $ 175,000
AP — Sewer $ 67,000
AP - Street Upgrades $ 100,000
AP - Street Light Upgrade $ 100,000
AP - Survey $ 50,000
AP - Water Miscellaneous/Piers $ 100,000
Citywide Aerial Photos $ 30,000
Citywide Traffic Capacity Ordinance $ 51,000
Remaining AP&T Projects $ 249,899
Traffic Flow Remaining Fund $ 1,500
TOTAL $ 2,784,679
HAARRA\ARRA0203Att2.doc
Alameda Reuse and Redevelopment Authority
Interoffice Memorandum
May 24, 2002
TO: Honorable Members of the
Alameda Reuse and Redevelopment Authority
FROM: Jim Flint, Executive Director
SUBJ: Report and Recommendation from the Executive Director to Approve a New
Contract and Contract Amendment for Northgate Environmental for Environmental
Consulting Services
Background
Northgate Environmental has provided environmental consulting services to the ARRA for the past
four years. They have reviewed and analyzed Navy environmental documents for the clean -up of
East Housing, FISC Alameda Annex ( FISCA) and the Alameda Naval Air Station (Alameda Point).
They provide comments to the Base Reuse staff and represent the city at regular meetings of the
regulatory agencies and the Navy, and provide professional expertise to ARRA staff to allow full
participation in the cleanup decisions made by the Navy.
Discussion
Northgate requires a contract amendment to continue its ongoing consulting services and a separate
contract to provide support for the city's negotiations with the Master Developer.
Ongoing consulting services by Northgate include: attendance and participation in Base Conversion
Team (BCT) meetings for both Alameda Point and FISCA and related conference calls, and briefing
of City /ARRA staff on the pertinent issues for these meetings; review of technical documents and
communication of review results to the staff or to the Navy on behalf of the City /ARRA;
miscellaneous research assignments as needed to facilitate the reuse of the base; and project
management. Typical assignments include analyzing the suitability of leases (outside the area under
the Master Developer), reviewing documents pertaining to the proposed golf course development,
and evaluating the Public Benefit Conveyance of parkland to the city. This amendment will continue
services through the end of this fiscal year, and through the next fiscal year, covering costs for
fourteen months of service.
Honorable Members of the
Alameda Reuse and Redevelopment Authority
May 24, 2002
Page 2
The new consultant agreement will allow Northgate to assist the City /ARRA staff in negotiations
with the Master Developer and the tasks associated with the early transfer of that portion of the base.
Specifically, Northgate will attend all meetings regarding the Master Developer at which
environmental engineering support for the City /ARRA may be needed. Other tasks required for
successful transfer of the base include evaluation of the Navy's base wide testing for Poly Aromatic
Hydrocarbons (PAH's), and responding to the results of that study as it is completed; monitoring of
remediation in the lands proposed for trade into the Tidelands Trust to make sure they will be
cleaned in a manner acceptable to the State for the trade -in; co- chairing the Early Transfer Working
Group; and other miscellaneous tasks to provide information for support of the Master Developer
effort by the City /ARRA.
Fiscal Impact
The $100,000 contract amendment will be paid out of APIP redevelopment tax increment and the
Catellus project budget. The $100,000 for support in the Master Developer negotiations will be
reimbursed as a cost through the Exclusive Negotiating Agreement.
Recommendation
Staff recommends approval of the attached contract with Northgate Environmental for $100,000 to
provide technical support for negotiation of an early transfer, and related environmental work with
the Master Developer, and approval of the attached contract amendment for $100,000 to continue
provision of environmental consulting services for the Northwest territory, FISC/East Housing and
other non - Master Developer related issues.
Respectfully submitted,
James M. Flint
Executive Directo
By: Doug Yount
Developmen ery erector
JF/DY/EJ:la
Attachments: 1) Amendment to Agreement - Northgate Environmental Management, Inc.
2) Consultant Agreement - Northgate Environmental Management, Inc.
G: \COMDEV\ BASE_ R- 2\ARRA \STAFFREP\2002\NORGATE. WPD
AMENDMENT TO AGREEMENT
This Amendment of the Agreement, entered into this day of , 2002,
by and between ALAMEDA REUSE AND REDEVELOPMENT AUTHORITY (hereinafter referred
to as "ARRA ") and NORTHGATE ENVIRONMENTAL MANAGEMENT, INC., a California
corporation, whose address is 950 Northgate Drive, Suite 313, San Rafael, CA 94903, (hereinafter
referred to as "Consultant "), is made with reference to the following:
RECITALS:
A. On October 1, 2001, an agreement was entered into by and between ARRA and
Consultant (hereinafter "Agreement ").
B. ARRA and Consultant desire to modify the Agreement on the terms and conditions
set forth herein.
• NOW, THEREFORE, it is mutually agreed by and between and undersigned parties as
follows:
1. Paragraph 1 ( "Term ") of the Agreement is modified to read as follows:
"The term of this Agreement shall commence on the 1st day of October, 2001, and shall
terminate on the 30`" day of June, 2003, unless terminated earlier as set forth herein."
2. Paragraph 2 ( "Services to be Performed ") of the Agreement is modified to read as follows:
"Consultant shall perform each and every service set forth in Exhibit "A" and Exhibit `B"
which are attached hereto and incorporated herein by this reference."
3. Paragraph 3 ( "Compensation to Consultant ") of the Agreement is modified to read as
follows:
"Consultant shall be compensated for services performed pursuant to this Agreement in the
amount not to exceed $70,100.00 (Exhibit "A ") and $1 00,000.00 (Exhibit "B "). Payment shall be
made by checks drawn on the treasury of the ARRA, to be taken from the ARRA fund.
4. Except as expressly modified herein, all other terms and covenants set forth in the
Agreement shall remain the same and shall be in full force and effect.
IN WITNESS WHEREOF, the parties hereto have caused this modification of Agreement
to be executed on the day and year first above written.
NORTHGATE ENVIRONMENTAL ALAMEDA REUSE &
MANAGEMENT, INC. REDEVELOPMENT AUTHORITY
Ted Splitter t James M. Flint
Principal City Manager
Azw(47,,,,e7-
Peter Russell
Principal
G: \Comdev \CONTRACT \ARRA \NORTHGATE \amendment.wpd
RECOMMENDED FOR APPROVAL:
Doug Yount fr
Development ervices Director
APPROVED AS TO FORM:
c2a1---4 J-yd2-4)
Teresa Highsmith
Assistant City Attorney
EXHIBIT "A"
September 12, 2001 Alameda Point and FISCA
Page 3 Scope of Work for Environmental Technical Assistance
Cost Estimate
Environmental Technical Assistance, Alameda Point and FISCA, Alameda, California
Task 1: Alameda Point BCT Meetings
Northgate Labor
Task 2: Document Review for Alameda Point
Northgate Labor
Task 3: FISCA BCT Meetings and Overview
Northgate Labor
Task 4: Miscellaneous Assignments
Northgate Labor
Task 5: Project Management
Northgate Labor
Total
$9,500
$28,600
$20,000
$7,200
$4,700
$70,100
Exhibit `B"
June 4, 2002
Scope of Work- continuing services by Northgate Environmental
Northgate's proposed scope of work and estimated costs to provide technical environmental
consulting services to the City of Alameda/ARRA for Alameda Point and FISCA (Fleet and
Industrial Supply Center Oakland, Alameda Facility /Alameda Annex). This proposal is intended to
specify a continuation of services the City staff is currently relying on Northgate to furnish, as
follows:
1. Alameda Point BCT meetings. Customarily the BCT (Base Conversion Team) meets
monthly at Alameda Point, and is expected to continue to do so. This task includes preparing
for and attending the monthly meetings and contemporaneous discussions with City staff
regarding BCT meeting agenda items. Additionally, BCT conference calls, which sometimes
supplement the BCT meetings, would be included as part of this task.
2. Technical document review for Alameda Point. Environmental investigation and remediation
of Alameda Point involves preparation by others of numerous, frequently voluminous,
technical reports. This task includes critical, technical review of these documents and
discussion of their technical merits with the City staff. The level of review detail to which
each document is subjected is determined, on a case -by -case basis through dialog between
the City staff and Northgate. At the staffs option, Northgate's review results are
communicated orally, confidentially to the City staff in writing , and/or formally in writing
on behalf of the City /ARRA.
3. FISC BCT meetings and overview. Customarily the FISCA BCT meets monthly at Alameda
Point, and is expected to continue to do so. This task includes preparing for and attending
the monthly meetings and contemporaneous discussions with City staff regarding BCT
meeting agenda items. This task also includes general overview of environmental
investigation and remediation at FISCA and discussions with City staff about same, on an
as needed basis.
4. Miscellaneous assignments. Occasionally the City staff has requested Northgate to respond
to unanticipated or unscheduled events related to Alameda Point or FISCA for which
environmental engineering services are sought. Typically these services are relatively limited
in scope and are needed on a quick turnaround basis. This task encompasses ad hoc work of
this nature to assist the City in participating in a timely fashion as its interests dictate.
5. Project management. Within this task are recurring responsibilities including coverage of
phone calls (other than BCT conference calls), email, organization, coordination, and project
file maintenance.
G: \Comdev \CONTRACT ARRA \NORTHGATE \amendment).wpd
Cost Estimate - Continuing Services, Northgate Environmental
Environmental Technical Assistance, Alameda Point and FISCA, Alameda, California
Task 1: Alameda Point BCT Meetings
Estimated hours: 100
Northgate labor $21,000
Task 2: Document Review for Alameda Point
Estimated hours: 114
Northgate labor $24,000
Task 3: FISCA BCT Meetings and Overview
Estimated hours: 90
Northgate labor $19,000
Task 4: Miscellaneous Assignments
Estimated hours: 128
Northgate labor $27,000
Task 5. Project Management
Estimated hours: 42
Northgate labor $9,000
Total $100,000
CONSULTANT AGREEMENT
THIS AGREEMENT, entered into this _ day of , 2002, by and between
ALAMEDA REUSE AND REDEVELOPMENT AUTHORITY (hereinafter referred to as
"ARRA "), and NORTHGATE ENVIRONMENTAL MANAGEMENT, INC., a California
corporation, whose address is 950 Northgate Drive, Suite 313, San Rafael, CA 94903,
(hereinafter referred to as "Consultant "), is made with reference to the following:
RECITALS:
A. ARRA is a Joint Powers Authority duly organized and validly existing under the
laws of the State of California with the power to carry on its business as it is now being conducted
under the statutes of the State of California and the Charter of the City.
B. Consultant is specially trained, experienced and competent to perform the special
services which will be required by this Agreement; and
C. Consultant possess the skill, experience, ability, background, certification and
knowledge to provide the services described in this Agreement on the terms and conditions
described herein.
D. ARRA and Consultant desire to enter into an agreement for services upon the terms
and conditions herein.
NOW, THEREFORE, it is mutually agreed by and between the undersigned parties as
follows:
1. TERM:
The .term of this Agreement shall commence on the _ day of 2002, and
shall terminate on the 30th day of June, 2003, unless terminated earlier as set forth herein.
2. SERVICES TO BE PERFORMED:
Consultant shall perform each and every service set forth in Exhibit "A" which is attached
hereto and incorporated herein by this reference.
3. COMPENSATION TO CONSULTANT:
Consultant shall be compensated for services performed pursuant to this Agreement in the
amount not to exceed $100,000.00 (Exhibit "A "). Payment shall be made by checks drawn on the
treasury of the ARRA, to be taken from the ARRA fund.
4. TIME IS OF THE ESSENCE:
Consultant and ARRA agree that time is of the essence regarding the performance of this
Agreement.
5. STANDARD OF CARE:
Consultant agrees to perform all services hereunder in a manner commensurate with the
prevailing standards of like professionals in the San Francisco Bay Area and agrees that all
services shall be performed by qualified and experienced personnel who are not employed by
ARRA nor have any contractual relationship with City.
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6. INDEPENDENT PARTIF,S:
ARRA and Consultant intend that the relationship between them created by this Agreement
is that of employer- independent Consultant. The manner and means of conducting the work are
under the control of Consultant, except to the extent they are limited by statute, rule or regulation
and the express terms of this Agreement. No civil service status or other right of employment
will be acquired by virtue of Consultant's services. None of the benefits provided by ARRA to
its employees, including but not limited to unemployment insurance, workers' compensation
plans, vacation and sick leave are available from ARRA to Consultant, its employees or agents.
Deductions shall not be made for any state or federal taxes, FICA payments, PERS payments, or
other purposes normally associated with an employer- employee relationship from any fees due
Consultant. Payments of the above items, if required, are the responsibility of Consultant.
7. IMMIGRATION REFORM AND CONTROL ACT (IRCA):
Consultant assumes any and all responsibility for verifying the identity and employment
authorization of all of its employees performing work hereunder, pursuant to all applicable IRCA
or other federal, or state rules and regulations. Consultant shall indemnify and hold ARRA
harmless from and against any loss, damage, liability, costs or expenses arising from any
noncompliance of this provision by Consultant.
8. NON - DISCRIMINATION:
Consistent with ARRA's policy that harassment and discrimination are unacceptable
employer /employee conduct, Consultant agrees that harassment or discrimination directed toward
a job applicant, a ARRA employee, or a citizen by Consultant or Consultant's employee on the
basis of race, religious creed, color, national origin, ancestry, handicap, disability, marital status,
pregnancy, sex, age, or sexual orientation will not be tolerated. Consultant agrees that any and
all violations of this provision shall constitute a material breach of this Agreement.
9. HOLD HARMLESS:
Except for loss, damages, liability, claims, suits, costs and expenses whatsoever, including
reasonable attorneys' fees, caused solely by the negligence of ARRA, the City, its City Council,
boards and commissions, officers and employees, Consultant shall indemnify, defend and hold
harmless ARRA, the City of Alameda, its City Council, boards and commissions, officers and
employees from and against any and all loss, damages, liability, claims, suits, costs and expenses
whatsoever, including reasonable attorneys' fees, regardless of the merits or outcome of any such
claim or suit arising from or in any manner connected to Consultant's negligent act or omission
regarding performance of services or work conducted or performed pursuant to this Agreement.
Except for loss, damages, liability, claims, suits, costs and expenses whatsoever, including
reasonable attorneys' fees, caused solely by the negligence of ARRA, the City, its City Council,
boards and commissions, officers and employees, Consultant shall indemnify, defend and hold
harmless ARRA, the City of Alameda, its City Council, boards and commissions, officers and
employees from and against any and all loss, damages, liability, claims, suits, costs and expenses
whatsoever, including reasonable attorneys' fees, accruing or resulting to any and all persons,
firms or corporations furnishing or supplying work, services, materials, equipment or supplies
arising from or in any manner connected to the Consultant's negligent act or omission regarding
performance of services or work conducted or performed pursuant to this Agreement.
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10. INSURANCE:
On or before the commencement of the terms of this Agreement, Consultant shall furnish
ARRA with certificates showing the type, amount, class of operations covered, effective dates and
dates of expiration of insurance coverage in compliance with paragraphs 10A, B, C and D. Such
certificates, which do not limit Consultant's indemnification, shall also contain substantially the
following statement: "Should any of the above insurance covered by this certificate be canceled
or coverage reduced before the expiration date thereof, the insurer affording coverage shall
provide thirty (30) days' advance written notice to the ARRA by certified mail, "Attention: Risk
Manager. " It is agreed that Consultant shall maintain in force at all times during the performance
of this Agreement all appropriate coverage of insurance required by this Agreement with an
insurance company that is acceptable to ARRA and licensed to do insurance business in the State
of California. Endorsements naming ARRA, the City of Alameda, City Council, its boards and
commissions, officers, as additional insured shall be submitted with the insurance certificates.
A. COVERAGE:
Consultant shall maintain the following insurance coverage:
(1) Workers' Compensation:
Statutory coverage as required by the State of California.
(2) Liability:
Commercial general liability coverage in the following minimum limits:
Bodily Injury: $500,000 each occurrence
$1,000,000 aggregate - all other
Property Damage: $100,000 each occurrence
$250,000 aggregate
If submitted, combined single limit policy with aggregate limits in the amounts of
$1,000,000 will be considered equivalent to the required minimum limits shown above.
(3) Automotive:
Comprehensive automobile liability coverage in the
following minimum limits:
Bodily injury: $500,000 each occurrence
Property Damage: $100,000 each occurrence
or
Combined Single Limit: $500,000 each occurrence
(4) Professional Liability:
Professional liability insurance which includes coverage for the professional
acts, errors and omissions of Consultant in the amount of at least $1,000,000.
B. SUBROGATION WAIVER:
Consultant agrees that in the event of loss due to any of the perils for which it has agreed
to provide comprehensive general and automotive liability insurance, Consultant shall look solely
to its insurance for recovery. Consultant hereby grants to ARRA, on behalf of any insurer
providing comprehensive general and automotive liability insurance to either Consultant or ARRA
with respect to the services of Consultant herein, a waiver of any right to subrogation which any
such insurer of said Consultant may acquire against ARRA by virtue of the payment of any loss
under such insurance.
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C. FAILURE TO SECURE:
If Consultant at any time during the term hereof should fail to secure or maintain the
foregoing insurance, ARRA shall be permitted to obtain such insurance in the Consultant's name
or as an agent of the Consultant and shall be compensated by the Consultant for the costs of the
insurance premiums at the maximum rate permitted by law and computed from the date written
notice is received that the premiums have not been paid.
D. ADDITIONAL INSURED:
ARRA, the City of Alameda, its City Council, boards and commissions, officers, and
employees shall be named as an additional insured under all insurance coverages, except worker ' s
compensation insurance. The naming of an additional insured shall not affect any recovery to which
such additional insured would be entitled under this policy if not named as such additional insured.
An additional insured named herein shall not be held liable for any premium, deductible portion of
any loss, or expense of any nature on this policy or any extension thereof. Any other insurance held
by an additional insured shall not be required to contribute anything toward any loss or expense
covered by the insurance provided by this policy.
E. SUFFICIENCY OF INSURANCE:
The insurance limits required by ARRA are not represented as being sufficient to protect
Consultant. Consultant is advised to consult Consultant's insurance broker to determine adequate
coverage for Consultant.
11. CONFLICT OF INTEREST:
Consultant warrants that it is not a conflict of interest for Consultant to perform the services
required by this Agreement. Consultant may be required to fill out a conflict of interest form if the
services provided under this Agreement require Consultant to make certain governmental decisions
or serve in a staff capacity as defined in Title 2, Division 6, Section 18700 of the California Code
of Regulations.
12. PROHIBITION AGAINST TRANSFERS:
Consultant shall not assign, sublease, hypothecate, or transfer this Agreement, or any interest
therein, directly or indirectly, by operation of law or otherwise, without prior written consent of
ARRA. Any attempt to do so without said consent shall be null and void, and any assignee,
sublessee, hypothecate or transferee shall acquire no right or interest by reason of such attempted
assignment, hypothecation or transfer. However, claims for money by Consultant from ARRA under
this Agreement may be assigned to a bank, trust company or other financial institution without prior
written consent. Written notice of such assignment shall be promptly furnished to ARRA by
Consultant.
The sale, assignment, transfer or other disposition of any of the issued and outstanding capital
stock of Consultant, or of the interest of any general partner or joint venturer or syndicate member
or cotenant, if Consultant is a partnership or joint venture or syndicate or cotenancy, which shall
result in changing the control of Consultant, shall be construed as an assignment of this Agreement.
Control means fifty percent (50 %) or more of the voting power of the corporation.
13. SUBCONSULTANT APPROVAL:
Unless prior written consent from ARRA is obtained, only those people and subconsultants
whose names are listed in Consultant's bid shall be used in the performance of this Agreement.
Requests for additional subcontracting shall be submitted in writing, describing the scope of
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work to be subcontracted and the name of the proposed subconsultant. Such request shall set forth
the total price or hourly rates used in preparing estimated costs for the subconsultant's services.
Approval of the subconsultant may, at the option of ARRA, be issued in the form of a Work Order.
In the event that Consultant employs subconsultants, such subconsultants shall be required
to furnish proof of workers' compensation insurance and shall also be required to carry general and
automobile liability insurance in reasonable conformity to the insurance carried by Consultant. In
addition, any work or services subcontracted hereunder shall be subject to each provision of this
Agreement.
14. PERMITS AND LICENSES:
Consultant, at its sole expense, shall obtain and maintain during the term of this Agreement,
all appropriate permits, certificates and licenses, including a City of Alameda Business License, that
may be required in connection with the performance of services hereunder.
15. REPORTS:
Each and every report, draft, work product, map, record and other document reproduced,
prepared or caused to be prepared by Consultant pursuant to or in connection with this Agreement
shall be the exclusive property of ARRA.
No report, information nor other data given to or prepared or assembled by Consultant
pursuant to this Agreement shall be made available to any individual or organization by Consultant
without prior approval by ARRA.
Consultant shall, at such time and in such form as ARRA may require, furnish reports
concerning the status of services required under this Agreement.
16. RECORDS:
Consultant shall maintain complete and accurate records with respect to sales, costs,
expenses, receipts and other such information required by ARRA that relate to the performance of
services under this Agreement.
Consultant shall maintain adequate records of services provided in sufficient detail to permit
an evaluation of services. All such records shall be maintained in accordance with generally
accepted accounting principles and shall be clearly identified and readily accessible. Consultant shall
provide free access to such books and records to the representatives of ARRA or its designees at all
proper times; and gives ARRA the right to examine and audit same, and to make transcripts
therefrom as necessary, and to allow inspection of all work, data, documents, proceedings and
activities related to this Agreement. Such records, together with supporting documents, shall be kept
separate from other documents and records and shall be maintained for a period of three (3) years
after receipt of final payment.
If supplemental examination or audit of the records is necessary due to concerns raised by
ARRA's preliminary examination or audit of records, and ARRA's supplemental examination or
audit of the records discloses a failure to adhere to appropriate internal financial controls, or other
breach of contract or failure to act in good faith, then consultant shall reimburse ARRA for all
reasonable costs and expenses associated with the supplemental examination or audit.
17. NOTICES:
All notices, demands, requests or approvals to be given under this Agreement shall be given
in writing and conclusively shall be deemed served when delivered personally or on the second
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business day after the deposit thereof in the United States Mail, postage prepaid, registered or
certified, addressed as hereinafter provided.
All notices, demands, requests, or approvals from Consultant to ARRA shall be addressed
to ARRA at:
Alameda Reuse and Redevelopment Authority
Alameda Point
950 West Mall Square
Alameda, CA 94501
ATTN: Elizabeth Johnson
All notices, demands, requests, or approvals from ARRA to Consultant shall be addressed
to Consultant at:
Northgate Environmental Management, Inc.
950 Northgate Drive, Suite 313
San Rafael, CA 94903
ATTN: Ted Splitter and /or Peter Russell
18. TERMINATION:
In the event Consultant fails or refuses to perform any of the provisions hereof at the time
and in the manner required hereunder, Consultant shall be deemed in default in the performance of
this Agreement. If such default is not cured within a period of two (2) days after receipt by
Consultant from ARRA of written notice of default, specifying the nature of such default and the
steps necessary to cure such default, ARRA may terminate the Agreement forthwith by giving to the
Consultant written notice thereof
ARRA shall have the option, at its sole discretion and without cause, of terminating this
Agreement by giving seven (7) days' prior written notice to Consultant as provided herein. Upon
termination of this Agreement, each party shall pay to the other party that portion of compensation
specified in this Agreement that is earned and unpaid prior to the effective date of termination.
19. COMPLIANCE WITH MARSH CRUST ORDINANCE:
Contractor shall perform all excavation work in compliance with the City's Marsh Crust
Ordinance as set forth at Section 13 -56 of the Municipal Code. Prior to performing any
excavation work, Contractor shall verify with the Building Official whether the excavation work
is subject to the Marsh Crust Ordinance. Contractor shall apply for and obtain permits from
Building Services on projects deemed to be subject to the Marsh Crust Ordinance.
20. COST OF LITIGATION:
If any legal action is necessary to enforce any provision hereof or for damages by reason of
an alleged breach of any provisions of this Agreement, the prevailing party shall be entitled to
receive from the losing party all costs and expenses in such amount as the Court may adjudge to be
reasonable, including attorneys' fees.
21. COMPLIANCES:
Consultant shall comply with all laws, state or federal and all ordinances, rules and
regulations enacted or issued by ARRA.
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22. CONFLICT OF LAW:
This Agreement shall be interpreted under, and enforced by the laws of the State of California
excepting any choice of law rules which may direct the application of laws of another jurisdiction.
The Agreement and obligations of the parties are subject to all valid laws, orders, rules, and
regulations of the authorities having jurisdiction over this Agreement (or the successors of those
authorities.)
Any suits brought pursuant to this Agreement shall be filed with the courts of the County of
Alameda, State of California.
23. ADVERTISEMENT:
Consultant shall not post, exhibit, display or allow to be posted, exhibited, displayed any
signs, advertising, show bills, lithographs, posters or cards of any kind pertaining to the services
performed under this Agreement unless prior written approval has been secured from ARRA to do
otherwise.
24. WAIVER:
A waiver by ARRA of any breach of any term, covenant, or condition contained herein, shall
not be deemed to be a waiver of any subsequent breach of the same or any other term, covenant, or
condition contained herein, whether of the same or a different character.
25. INTEGRATED CONTRACT:
This Agreement represents the full and complete understanding of every kind or nature
whatsoever between the parties hereto, and all preliminary negotiations and agreements of
whatsoever kind or nature are merged herein. No verbal agreement or implied covenant shall be held
to vary the provisions hereof. Any modification of this Agreement will be effective only by written
execution signed by both ARRA and Consultant.
26. INSERTED PROVISIONS
Each provision and clause required by law to be inserted into the Agreement shall be deemed
to be enacted herein, and the Agreement shall be read and enforced as though each were included
herein. If through mistake or otherwise, any such provision is not inserted or is not correctly
inserted, the Agreement shall be amended to make such insertion on application by either party.
27. CAPTIONS:
The captions in this Agreement are for convenience only, are not a part of the Agreement and
in no way affect, limit or amplify the teems or provisions of this Agreement.
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IN WITNESS WHEREOF, the parties have caused the Agreement to be executed on the day
and year first above written.
NORTHGATE ENVIRONMENTAL ALAMEDA REUSE &
MANAGEMENT, INC. REDEVELOPMENT AUTHORITY
Ted S litter
Principal
Peter Russell
Principal
G:\Comdev \CONTRACTW RRA \NORTHGATE \contract2.wpd
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James M. Flint
City Manager
REC
NDED . O' • ' PROVAL:
1'
Doug Youn
Development 'ervices Director
APPROVED AS TO FORM:
Teresa Highsmith
Assistant City Attorney
Exhibit "A"
June 4, 2002
Northgate's proposed scope of work for tasks specific to the Master Developer is as follows:
1. Master Developer- oriented meetings. Numerous meetings and conference calls are
expected to take place at which City environmental engineering support may be needed.
Some of these meetings and conference calls are solely between the City and the Master
Developer, but others include a wider collection of interested parties, for example, the
Navy, regulatory agencies, and the community. This task includes preparing for and
participating in these meetings and conference calls.
2. Evaluation of PAHs (polynuclear aromatic hydrocarbons) in soil. This issue has emerged
as a pivotal consideration in remediation and land use planning at Alameda Point. This
task consists of working with the Master Developer to further its and the City's mutual
interests.
3. Tidelands Trust. As provided by the legislature, certain Alameda Point lands are to be
traded into the Tidelands Trust in exchange for movement of equally - valued lands out of
the Trust. This task includes monitoring and furthering remedial work and other activities
associated with timely accomplishment of this transfer.
4. Miscellaneous assignments. This task will allow Northgate to respond to unanticipated or
unscheduled events related to Alameda Point for which environmental engineering
services are sought. Typically these services are relatively limited in scope and are needed
on a quick turnaround basis. This task encompasses ad hoc work of this nature to assist
the City in participating in a timely fashion in negotiations with the Master Developer as
its interests dictate.
5. Project management. Within this task are recurring responsibilities including coverage of
phone calls (other than BCT conference calls), email, organization, coordination, and
project file maintenance.
Proposed Schedule
Northgate will implement the proposed scope of work upon receiving authorization to proceed.
Exhibit "A"
Cost Estimate for Master Developer Negotiations Support - Northgate Environmental
Task 1: Master Developer- Oriented Meetings
Estimated hours: 195
Northgate labor $41,000
Task 2: Evaluation of PAHs in Soil
Estimated hours: 80
Northgate labor $17,000
Task 3: Tidelands Trust
Estimated hours: 71
Northgate labor $15,000
Task 4: Miscellaneous Assignments
Estimated hours: 85
Northgate labor $18,000
Task 5. Project Management
Estimated hours: 42
Northgate labor $9,000
Master Developer - Related Total $100,000